This listing includes AI condition scoring, neighbourhood intelligence, and market valuation data — giving you a complete picture before you visit. Compare rental yield, price per square metre, and location strength against the broader Portuguese market to assess whether this property fits your investment strategy.
2-bedroom, 1-bathroom apartment of 75 m², energy rating D. Located on avenida Doutor Mário Soares, 12, Encosta do Sol parish, Amadora municipality, Lisbon district. The property offers dual balconies, including a sunroom that enhances living space and provides additional natural light, complementing its already bright interior.
The valuation. The asking price of €285,000 is significantly above the fair value of €183,233, indicating a premium of €101,768 (35.7%). This property is overpriced based on current market analysis.
Fair value modelled at €183,233 from the area baseline, adjusted for condition and location. Asking €285,000 sits €101,768 (35.7%) above — overpriced versus fair value.
Asking €285,000 versus the avenida Doutor Mário Soares, 12 area baseline of €238,125 (€3,175/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 74 · Materials 78 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida Doutor Mário Soares, 12
Area baseline €238,125 + condition +€0 + location +€16,658 = modelled fair value of €183,233 (€2,443/m²), a €101,768 (35.7%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Doutor Mário Soares, 12 | Subject | €285,000 | €3,800 | — | 74 | 75 |
| rua António Prior do Crato S / N | Active | €255,000 | €4,048 | 6.5% | 75 | 70 |
| Águas Livres · 25f5bd | Active | €295,000 | €4,214 | 10.9% | 72 | 75 |
| rua José Maria Pereira, 6 | Active | €295,000 | €4,403 | 15.9% | 79 | 76 |
| rua Joaquim Tim Tim Sitima, 12 | Active | €349,000 | €4,592 | 20.8% | 72 | 70 |
| Median comp | €295,000 | €4,309 | 13.4% | 74 | 73 |
Long-term rental The property in Encosta do Sol is currently overpriced at €285,000, with a fair value of only €183,233, indicating a significant gap of 35.7%. While the gross yield of 4.5% may seem reasonable, the inflated price limits the potential for sustainable long-term rental income. Family rental At €285,000, this 2-bed apartment is overpriced compared to its fair value of €183,233, leading to a substantial 35.7% disparity. Although the neighborhood provides a typical suburban living environment, the cost renders it less attractive for families seeking sensible housing options. Buy-and-hold With a fair value of €183,233 against its listing of €285,000, this property is overpriced by 35.7%, diminishing its appeal as a buy-and-hold investment. The adequacy of the yield at 4.5% is overshadowed by the excessive entry price, undermining long-term appreciation potential.
Potential Tenant Turnover Risk: With a tenant stability score of 70, there is a significant risk of increased tenant turnover, which could lead to higher vacancy rates and potential loss of income for the property owner.
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